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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    25 Fretz Rd Souderton, PA 18964-2610

    • Warehouses
    • 211,561 SF
    • 38.80 lot acres
    OFF-MARKET
    Value Estimations
    $19,350,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US73-1042940
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Almac Group US Headquarters / Pharmaceutical Company

    Property Details for 25 Fretz Rd

    Year built
    2010
    Lot size
    38.80 lot acres
    Property size
    211,561 SF
    Zone code
    LI
    Property type
    Warehouses
    APN
    50-00-00694-01-2
    APU
    500000694012

    Value Estimations

    based on Realmo’s proprietary methodology

    • Alternative Use

      Use
      Estimation
      WAREHOUSE, STORAGE
      $19,400,000
      Current use
      RESTAURANT
      $29,695,000
      Change: +53% Conversion: Difficult
      APARTMENT HOUSE (5+ UNITS)
      $29,405,000
      Change: +52% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $27,575,000
      Change: +42% Conversion: Moderate

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Souderton
    County
    Montgomery
    State
    Pennsylvania
    Longitude
    -75.3445
    Latitude
    40.2695
    CBSA code
    37980
    CBSA name
    PHILADELPHIA-CAMDEN-WILMINGTON, PA-NJ-DE-MD METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $688,253
    $0.00
    $0.00
    $16,841,700
    -
    $0.00
    $0.00
    $16,841,700

    Comparable in this City

    • Value Estimation
      $4,715,000
      110,236 SF

      741 Souder Rd

      WAREHOUSE, STORAGE • 110,236 SF
      741 Souder Rd, Souderton, PA 18964-2406
      View Details
    • Value Estimation
      $6,430,000
      92,400 SF

      531 Wambold Rd

      MINI-WAREHOUSE, STORAGE • 92,400 SF
      531 Wambold Rd, Souderton, PA 18964-2713
      View Details
    • Value Estimation
      $5,835,000
      71,214 SF

      261 Schoolhouse Rd

      WAREHOUSE, STORAGE • 71,214 SF
      261 Schoolhouse Rd, Souderton, PA 18964-2431
      View Details
    • Value Estimation
      $1,690,000
      19,700 SF

      3283 Township Line Rd

      WAREHOUSE, STORAGE • 19,700 SF
      3283 Township Line Rd, Souderton, PA 18964-1983
      View Details
    • Value Estimation
      $4,505,000
      65,715 SF

      1918 Cherry Ln

      WAREHOUSE, STORAGE • 65,715 SF
      1918 Cherry Ln, Souderton, PA 18964
      View Details
    • Value Estimation
      $1,740,000
      29,559 SF

      55 Cherry Ln

      WAREHOUSE, STORAGE • 29,559 SF
      55 Cherry Ln, Souderton, PA 18964-1550
      View Details

    Similar Nearby for Sale

    • $40,000
      10,080 SF

      Souderton Office/Retail Investment

      Prime 10,080 SF Flex Space, PA
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    • $1,250,000
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      Souderton Restaurant & Retail Space

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    • Contact for pricing
      1.50 Acres

      Souderton Commercial Building For Sale

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      Spacious Homesite in Souderton

      Rare 2.8-acre building site in Souderton School District.
      478 Smokepipe Rd, Souderton, PA 18964
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    Similar Nearby for Lease

    • Contact for pricing
      176,000 SF

      Souderton Warehouse Space Available

      176,000 SF warehouse/distribution space for lease in Souderton, PA.
      205 Schoolhouse Rd, Souderton, PA 18964
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    • Contact for pricing
      196,560 SF

      Industrial Space Near I-476

      New industrial buildings near Lansdale Interchange, available Q1 2023.
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    • Contact for pricing
      199,360 SF

      Industrial Space Near Lansdale Interchange

      New industrial buildings near I-476 available for lease.
      505 Wambold Rd, Souderton, PA 18964
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    • $2,500 /Mo
      41,818 SF

      Souderton Commercial Space For Lease

      Commercial space with storage, offices, kitchenette, and parking.
      113 E Chestnut St, Souderton, PA 18964
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    • $22 SF/Yr
      10,080 SF

      Souderton Retail Space For Lease

      Prime Souderton retail space available.
      113 & County Line Rd, Souderton, PA 18964
      View Details
    • Contact for pricing
      6,525 SF

      Towne Gate Commons: Executive Office Space

      Prime Souderton Office, 6,525 SF Available
      113 & County Line Rd, Souderton, PA 18964
      View Details
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    25 Fretz Rd
    Souderton, PA 18964-2610
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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